(1) Submission requirements.
(a) All applications shall be prepared in accordance with Table 151.193(A).
(b) Plat/plan documents shall be prepared using the general application requirements of this section and the detailed information specified for each document type.
(c) No applications, plans, or reports will be accepted unless the Director determines that documents submitted comply with the application requirements of this section.
Development Type | Development Stages 2 | |||
Preapplication Stage | Preliminary Plat Stage | Final Plat Stage | ||
Early Assistance Meeting | Preliminary Plat and Preliminary Engineering | Final Engineering | Final Plat | |
Code Section(s) | Plat - § 151.193(C) | Engineering - § 151.193(E) | Plat - § 151.193(D) | |
Engineering - § 151.193(E) | ||||
Development Type | Development Stages 2 | |||
Preapplication Stage | Preliminary Plat Stage | Final Plat Stage | ||
Early Assistance Meeting | Preliminary Plat and Preliminary Engineering | Final Engineering | Final Plat | |
Code Section(s) | Plat - § 151.193(C) | Engineering - § 151.193(E) | Plat - § 151.193(D) | |
Engineering - § 151.193(E) | ||||
Minor subdivision | X | X | X | |
Major subdivision | X | X | X | X |
Lot split | X | X | ||
Plat amendment | X | |||
Road extension 1 | X | |||
Planned unit development | X | X | X | X |
Footnotes: | ||||
1 See § 151.194 for street engineering and design standards. | ||||
2 Specific document types required at any stage may be modified by the Multi-Disciplinary Team (MDT) depending on the complexity and/or level of detail required to conduct a thorough review of the subdivision application. | ||||
(2) General application requirements. Unless otherwise modified by the Multi-Disciplinary Team, the following standards shall be met for all applications and documents submitted for review.
(a) Application. An application for development review shall be submitted to the Director in accordance with § 151.045 on forms available from the Director. Unless otherwise waived by the Director, separate applications shall be submitted at the preapplication conference, preliminary plat, and final plat stages. No application shall be accepted unless all plans and documents required by this subchapter have been submitted and fees have been paid.
(b) Document standards.
1. Size and scale.
a. The plat/plan review documents shall be prepared on a sheet size of not greater than 24 inches by 36 inches and at a scale of one inch equals 50 feet or at one inch equals 100 feet if necessary to portray the proposed development on a single sheet. All plan sheets shall be numbered consecutively and bound into a package. All reports shall be bound and indexed;
b. A graphic scale and a north arrow shall be provided;
c. Linear dimensions shall be given in feet and decimals of a foot; and
d. Area dimensions shall be given in acres or square feet.
2. Plan sheet details.
a. Each sheet shall have a title block that shall identify the name of the subdivision/development;
b. The title of the sheet;
c. The sheet number and the name, address, and telephone number of the developer;
d. The name, address, and telephone number of the preparer; and
e. The date of original design along with all subsequent revision dates indicated in the revision block.
(c) Boundary survey. A complete boundary survey containing a legal description of the property to be included in the subdivision shall be provided. For Early Assistance Meeting applications, if a boundary survey is not available, a tax map identifying the subject property may be submitted.
(d) Document retention. Upon approval of the final engineering plans and final as-built plans for a subdivision, digital copies of the approved plans in electronic format in TIF or PDF format shall be submitted to the Director for archival purposes.
(1) Application. The application shall be submitted in accordance with subsection (A)(2).
(2) Site capacity calculations and preliminary natural resource inventory. When required by § 151.070(A), site capacity calculations and a natural resource inventory map and analysis showing the location, limits, and area of all natural resources, as defined in § 151.071, shall be provided for the property to be developed.
(3) Concept plan. The developer shall provide a concept plan which includes the following information:
(a) Proposed subdivision layout showing the design of the streets, lots, stormwater detention areas, parks, and other open space areas;
(b) The proposed means of access to adjacent roads;
(c) Surrounding land uses;
(d) A preliminary map and analysis of natural resources present on the subject property, including those natural resources that overlap on adjacent properties; and
(e) When services are available, the location of all connection points for sanitary sewer and public water supply should be shown.
(1) Application. The application shall be submitted in accordance with subsection (A)(2).
(2) Required documents. The preliminary plat application submission shall include the following documents:
(a) Preliminary plat;
(b) Site capacity calculations and preliminary natural resource plan; and
(c) Preliminary engineering plans and all applicable reports.
(3) Preliminary plat. The preliminary plat shall contain the following information:
(a) The marketing title and type of subdivision (e.g., conventional, conservation, planned development, commercial, mixed-use);
(b) A sketch of a typical lot for each proposed use type indicating the minimum lot standards for each use as specified by the underlying zoning district (e.g., lot area, lot width at the street yard setback line, side and rear yard setbacks);
(c) A table identifying the following lot characteristics, by lot number:
1. Number of lots and/or dwelling units (residential uses);
2. Floor area (nonresidential uses);
3. Impervious surface (nonresidential uses); and
4. Use mixture (e.g., multiplex, commercial, open space) and the amount of land area devoted to each use type.
(d) Proposed platted improvements. The location of all of the following proposed platted improvements shall be shown:
1. Lots and outlots. All lots and outlots shall be designed in accordance with § 151.189. Lots shall be numbered consecutively. Outlots shall have their purpose designated on the plat and labeled with numbers or letters.
2. Rights-of-way. The layout and design of all proposed public and private road rights-of-way. Right-of-way widths and cul-de-sac radii shall be labeled. Proposed road names shall appear on the plat.
3. Open space areas. All proposed open space areas shall be identified by type (e.g., natural resource protection, recreation, stormwater detention) and ownership (e.g., common, deed-restricted).
4. Reservations and dedications. All areas of land to be reserved or dedicated as required in § 151.189 shall be represented on the preliminary plat.
(e) Phase limits (also see § 151.188). Whenever a subdivision will be developed in phases, the phase limits shall be shown in accordance with the following:
1. If the developer has no immediate development plans for a portion of the land to be subdivided, those portions for which there are no immediate development plans shall be labeled “Not Included” on the preliminary plat; or
2. If the developer has development plans for the entire subdivision, but desires to plat the subdivision in phases, the limits of each phase, if known, shall be shown on the preliminary plat.
(4) Site capacity and natural resource plan.
(a) When required, preliminary site capacity calculations prepared in accordance with the requirements of § 151.070 shall be provided.
(b) A preliminary natural resource plan shall be provided in accordance with subsection (E)(4)(g) of this section.
(5) Preliminary engineering plans and reports. Preliminary engineering plans and engineering reports shall be prepared in accordance with subsection (E)(3).
(1) Required documents. The following information and documentation shall be required for the final plat review.
(a) Application;
(b) Final plat;
(c) Covenants, conditions, and restrictions, if necessary;
(d) Agreements, if necessary; and
(e) Final engineering plans and reports, if necessary.
(2) Application. The application shall be submitted in accordance with subsection (B).
(3) Final plat. The final plat shall be prepared by a state registered land surveyor in accordance with the document preparation standards of § 151.193(A)(2) of this chapter and shall contain the following information:
(a) Title information. Identify the title of the subdivision and the type of subdivision (e.g. conventional detached single family residential). The name, address, and telephone number of the developer; the name, address, and telephone number of the surveyor; and the date of the original design along with all subsequent revision dates (if any);
(b) Property description. Provide a legal description of the property to be subdivided;
(c) Proposed platted improvements.
1. Lots and outlots. All lots and outlots shall be designed in accordance with § 151.189 of this chapter. Lots shall contain dimensions and shall be numbered consecutively. Outlots shall have their purpose designated on the plat and labeled with numbers or letters.
2. Rights-of-way. The layout and design of all proposed public and private road rights-of-way; right-of-way widths and cul-de-sac radii; proposed road names.
3. Easements. The size and type of proposed utility, drainage, detention, access, and other easements.
4. Open space areas. Open space areas shall be identified by type (e.g., natural resource protection, recreation) and ownership (e.g., common, deed-restricted) as required by this chapter.
5. Reservations and dedications. All areas of land to be reserved or dedicated as required in § 151.190 shall be represented on the final plat.
6. Reference notes. A reference note section that references the name and document number assigned by the Lake County Recorder of all agreements and covenants and restrictions, if any, affecting the proposed subdivision shall be provided.
7. Certificates and approvals. All applicable certificates prepared in accordance with Appendix E of this chapter.
8. Easement provisions. When the subdivision contains easements for public utilities, a statement granting use of the easements to all applicable utility companies shall be placed on the final plat.
(4) Final engineering plans and reports. Final engineering plans and engineering reports shall be submitted as required by Table 151.193(E) below.
(5) Covenants and restrictions. A declaration of covenants and restrictions shall be required for all subdivisions, except for those that do not contain any stormwater management or other open space areas as required by this chapter. The declaration of covenants and restrictions shall at a minimum, contain the following information:
(a) Plat reference. Identify the final plat by its name and document number assigned by the Lake County Recorder;
(b) Legal description. Include the legal description of the land to be subdivided as shown on the final plat;
(c) Duration and benefit. State that the covenants and restrictions shall run with the land and are for the benefit of all lot or unit owners in the subdivision and the association. For subdivisions containing stormwater detention facilities and open space required by this chapter, the covenants and restrictions shall include the county as a beneficiary of these components of the subdivision;
(d) Definitions. Define all applicable operative terms which may include but are not limited to association, board, transition yard, common area and/or common element (if condominium or townhouse development), common open space, county, declaration, declarant(s) (shall be all owners of the property to be subdivided), deed-restricted open space, lot, owner, unit and stormwater management facilities;
(e) Formation of association. Provide for the formation of a mandatory property owner’s association when a minimum of 80% of the lots in the subdivision are sold, or prior to the release of the maintenance assurance by the county, whichever comes first. The association shall be formed in perpetuity and membership in the association by lot or unit owners shall be compulsory;
(f) Ownership. Assign ownership of all stormwater management facilities and other common open space areas to the association. Each lot or unit owner shall own an undivided proportionate share of the stormwater management facilities and other common open space areas in the subdivision. Ownership of all deed-restricted open space, if any, shall be assigned to the owners of the lots on which the deed-restricted open space is platted;
(g) Use restrictions. State that all stormwater management facilities and other open space areas shall be used only for the purposes intended by this chapter and shall not be used or developed for or with any other use which would limit or cause to limit their use and function as intended by this chapter. Specific open space use restrictions, as specified by this chapter for each type of open space in the subdivision, also shall be stated in the declarations;
(h) Maintenance responsibilities. State that all stormwater management facilities, landscaping, and other common open space areas in the subdivision shall be maintained in perpetuity by the association. Each lot or unit owner shall bear proportionate responsibility for the maintenance of all stormwater management facilities, landscaping, and other common open space areas. Each lot or unit owner’s deed shall state that owner’s liability for maintenance of the stormwater management facilities, landscaping, and other common open space areas. State that all deed-restricted open space shall be maintained by the owner of the lot on which the deed-restricted open space is platted. The general maintenance provisions for stormwater management facilities, landscaping and open space areas as required by this chapter as well as the specific maintenance responsibilities as may be identified by the subdivision’s design consultants, if any, also shall be stated in the declarations;
(i) Assessment mechanism. Make provisions for the assessment and collection of all funds necessary for the repair and maintenance of all stormwater management facilities, landscaping, and other common open space areas within the subdivision. The assessments, together with interest, costs, and reasonable collection fees, shall be a charge on the land and shall be a continuing lien upon the property against which each assessment, together with interest, costs, and reasonable collection fees, also shall be made a personal obligation of the lot or unit owner of the property at the time the assessment fell due;
(j) Dedications and agreements. If any, reference dedications of school and recreational land within the subdivision, and/or all agreements for cash donations in lieu of dedication of school or recreational sites;
(k) Transfer of ownership. Make provisions for the transfer of ownership in the stormwater management facilities and other common open space areas from the declarant to the association;
(l) Transfer of maintenance responsibilities. State the declarant shall be responsible for the maintenance of all stormwater management facilities and other common open space areas, regardless of ownership, until such time as 80% of the lots or units in the subdivision have been sold. Further state that the declarant shall not transfer the maintenance responsibilities in stormwater management facilities and other common open space areas until all maintenance assurances held by the county for the required improvements have been released by the county;
(m) Enforcement. The declarations shall include provisions for the following enforcement mechanisms:
1. Enforcement of the declarations may be any proceeding at law or in equity, either to restrain violation or to cover damages by the association, any lot or unit owner, or the county, against any person violating or attempting to violate any covenant or restriction;
2. Duly designated officials and employees of the county shall be granted a perpetual easement to enter upon, on, or over all stormwater management facilities and other open space areas in the subdivision to ensure that the facilities and areas are being used properly and maintained in accordance with this declaration and all applicable county ordinances;
3. The failure of the association to enforce the provisions of this declaration with respect to the proper use and maintenance of any stormwater management facility or any other open space area in the subdivision shall operate to empower the county to act for and on behalf of the association, subject to reasonable inspection notice and demand requirements, and perform all maintenance or other operation necessary to ensure that all stormwater management facilities and other open space areas function and may be used as intended by this chapter; except that, in the event that the county finds that the failure to enforce the provisions of this declaration has created an immediate threat to public health, safety, and welfare, the county shall not be required to give notice before causing the correction of the problems arising from the failure of the association to enforce the provisions of this declaration. Furthermore, the county shall be entitled to reimbursement by the association for all reasonable costs incurred by the county in acting for, and on behalf of, the association including placing liens on all properties that are part of the association; and
4. The failure of the association, any lot or unit owner, or the county to enforce any covenant or restriction shall in no event be deemed a waiver of the right to do so thereafter.
(n) Phased subdivisions. If the subdivision is to be platted in phases, the declaration shall contain provisions for the phased platting;
(o) Amendments. The declaration may contain provisions permitting the addition, amendment, or termination of any covenant or restriction; shall contain provisions that the addition, amendment, or termination of any covenant or restriction shall not be permitted if the result would in any manner diminish the function of the declaration with respect to the use and maintenance of stormwater management facilities and other open space areas required by this chapter in the subdivision unless otherwise approved by the County Plat Officer;
(p) Severability. The declaration shall contain a severability clause;
(q) Execution. The declaration shall include the notarized signature of the declarant. The declaration shall not be executed until it has been approved by the Multi-Disciplinary Team; and
(r) Agreements. The developer shall obtain all school and recreational land agreements as required by §§ 151.220 and 151.221, if any. Each agreement shall include a legal description of the land to be subdivided and shall reference the final plat by name and document number as assigned by the Lake County Recorder.
(1) Applicability. Engineering plans, reports and calculations shall be required for all minor or major subdivisions and road extensions. The Multi-Disciplinary Team shall determine the extent of engineering information required for lot splits or plat amendments based on the subdivision’s impact on existing roads, sanitary sewer and water main infrastructure, natural resources, or drainage.
(2) Submission requirements.
(a) Table 151.193(E) provides a detailed list of the documents required to be submitted at the preliminary plat and final plat stages of the subdivision process. Unless authorized by the Multi-Disciplinary Team, engineering plans and reports shall be prepared in accordance with the application requirements and document standards specified in this section.
(b) The Multi-Disciplinary Team shall be authorized to modify the information to be submitted and the format in which it is submitted based on the complexity of the subdivision to assure a thorough review of the subdivision’s impact on natural resources, soils, stormwater, sanitary sewer and water services, transportation, and access components.
Document Description | Code § 151.193(E), Subsection | Preliminary Engineering Applicability | Final Engineering Applicability |
Engineering Reports and Calculations | |||
Document Description | Code § 151.193(E), Subsection | Preliminary Engineering Applicability | Final Engineering Applicability |
Engineering Reports and Calculations | |||
Stormwater management report | (3)(a)1.a. | X | X |
Base flood elevation report | (3)(a)1.b. | W/A | W/A |
Wetland report | (3)(a)1.c. | W/A | W/A |
Stormwater maintenance report | (3)(a)2. | W/A | W/A |
Sewer and water improvements report | (3)(a)3. | W/A | W/A |
Site capacity calculations | (3)(b) | X | X |
Engineering Plan Sheets | |||
Cover/title page | (4)(a) | X | X |
Master plan | (4)(b) | W/A | W/A |
Existing conditions plan | (4)(c) | X | X |
Grading and drainage plan | (4)(d) | X | X |
Soil erosion and sediment control plan | (4)(e) | X | |
Field tile survey | (4)(f) | W/A | W/A |
Natural resource inventory and protection plan | (4)(g) | X | X |
Typical road cross-sections | (4)(h) | X | X |
Infrastructure improvements plan | (4)(i) | X | X |
Road cross-sections | (4)(j) | X | |
Construction details and standards | (4)(k) | X | |
Pavement marking, sign location, and street lighting plan | (4)(l) | X | |
Landscape and recreational improvement plan | (4)(m) | X | |
Cost Estimate and Schedule | |||
Cost estimates | (5)(a) | X | |
Construction schedule | (5)(b) | X | |
W/A - When applicable; consult with staff | |||
(3) Engineering reports and calculations.
(a) Engineering reports. When required by this chapter, the consulting engineer shall provide engineering reports for all preliminary plat and final plat applications. The reports shall be bound into a document which includes information related to roadways, access, stormwater management, soils, drain tiles, and sanitary sewer and water main details, when applicable, to assist staff in evaluating compliance with this chapter.
1. Stormwater management improvements. A description of the proposed stormwater management system, including drainage for road rights-of-way and the following information:
a. Stormwater management report. At the preliminary plat stage, the stormwater management report may be limited to drainage calculations, including detention basin sizing and storage calculations, and basin restrictor size calculations. A full report containing the following information shall be provided at the final plat stage of the subdivision process.
(i) Stormwater manage-ment narrative. A brief explanation of existing site drainage conditions, existing structures, an explanation of proposed site drainage conditions, nature of proposed development, an explanation of stormwater modeling used for the subdivision, and an explanation of compliance with the runoff hierarchy of § 151.146(D) and a summary of the results;
(ii) Drainage exhibits. The subject property boundary depicted on:
(I) The best available topographic information, including all on-and off-site tributary drainage areas defined, including their acreage and points of entry and discharge;
(II) A Federal Emergency Management Agency Flood Insurance Rate Map (FIRM);
(III) A county wetland inventory map; and
(IV) A soils inventory map.
(iii) Detention basin storage volume calculations;
(iv) Storm sewer pipe sizing calculations;
(v) Tributary area exhibit;
(vi) Outlet control structure restrictor sizing calculations; and
(vii) Overflow weir calculations.
b. Base flood elevation report. If a flood-prone area of unknown elevation exists on or near the subject property, a base flood elevation analysis report must be submitted to the County Department of Planning, Building and Development or the Lake County Stormwater Management Commission, whichever is appropriate, for review and approval. Refer to § 151.147(B) for further information.
2. Stormwater maintenance report and plan. A short-term and long-term maintenance plan, prepared by an appropriate professional, shall be submitted at the final engineering stage consisting of a narrative describing the short-term and long-term maintenance practices to be implemented for on-site stormwater management facilities and the responsible parties. This document may include but is not limited to the following: maintenance of pipes, swales, basins, native plantings, mowing and controlled burning, in addition to other necessary procedures to ensure maintenance of the facilities in accordance with the approved final engineering plans.
3. Sewer and water improve-ments report. At the preliminary plat stage, the sewer and water improvement report may be limited to a general discussion with related maps and/or calculations that address how the following items will be addressed in subdividing the property. A full report containing the following information shall be provided at the final plat stage of the subdivision process:
a. A description of the proposed means of sewage disposal (on-site waste water disposal or public sewer) and water supply (private water well or public/community water supply);
b. Proposed points of connection to existing public systems;
c. A discussion of capacities and modification to existing facilities to accommodate additional system demand, if required;
d. A description of easements and future ownership/operation of improvements;
e. Design basis including number of units and projected flow calculations;
f. Invert elevations at point of connection and lowest on-site invert elevation;
g. A determination if a sanitary sewer lift station will be required;
h. A determination if an existing sanitary sewer lift station will require upgrading;
i. A discussion of current and future looping of water mains;
j. A discussion of critical factors affecting design, if any (e.g., river, railroad, highway crossings, wetlands, floodplains, or extreme grade changes), and the method of installation (e.g., directional boring requiring room for receiving pit); and
k. A discussion of major anticipated system improvements and proposed locations such as well house, water treatment facilities, wells, elevated water towers, reservoirs, lift stations, and emergency generators if required.
(b) Site capacity calculations. When applicable, site capacity calculations shall be prepared in accordance with § 151.070 of this chapter and shall be submitted with a natural resource inventory and natural resource protection plan specified in subsection (E)(4)(g) of this section. At the preliminary plat stage, these calculations may be submitted in draft form along with the associated natural resource inventory and natural resource plan.
(4) Engineering plan sheets.
(a) Cover/title page. This sheet shall be labeled “Cover or Title Page” and shall include the following information:
1. A detailed vicinity map depicting the location of the subject property boundary in relation to major roads, natural features, municipalities, and the like so the property being developed can be easily located;
2. An index of all sheets;
3. The parcel identification number(s) of the property to be subdivided;
4. A legend of all symbols and abbreviations used in the plans;
5. The imprinted seal, signature and license expiration date of the engineer responsible for the preparation of the plans;
6. Surface water drainage statement (see Appendix D);
7. Location and elevation of benchmarks; and
8. Lake County Division of Transportation general notes (see Appendix C).
(b) Master plan. A master plan shall be required only when the proposed subdivision cannot be portrayed on a single 24-inch by 36-inch sheet at a scale of one inch equals 50 feet. This sheet shall be labeled “Master Plan” and shall include the following information:
1. The proposed layout of all lots and road rights-of-way, lot numbers, road names, water mains, sanitary sewers, and storm sewers drawn to any scale that is read easily and which can be portrayed conveniently on a single 24-inch by 36-inch sheet;
2. Match lines showing the sheet segmentation of the subdivision when drawn at a scale of one inch equals 50 feet on 24-inch by 36-inch sheets; and
3. If the subdivision will be platted in phases, the limits of each phase.
(c) Existing conditions plan. The following existing conditions for the property to be developed shall be shown:
1. The existing lots, parcels, road rights-of-way and easements, including street names, on the subject site and on all adjoining parcels;
2. The location of all existing man-made features such as houses, barns, and other constructed features;
3. A topographic survey prepared either by a surveyor or an engineer containing the following information:
a. Existing contour lines at not greater than one-foot intervals extending a minimum of 200 feet off-site. All elevations shall be referenced to National Geodetic Vertical Datum (NGVD), 1988 (NAVD), which supersedes the NAVD 29 datum used prior to Sepctember 18, 2013;
b. The reference benchmark and elevation shall be cited; and
c. Spot elevations order to verify the accuracy of the topographic survey.
4. The location of all known field and storm drainage tiles as evidenced in a field tile survey and report prepared in accordance with subsection (E)(4)(f) of this section;
5. The normal shoreline of water bodies, channels, existing detention basins, their easements, and direction of flow;
6. The location, size, and flowline elevation of all existing storm sewers, culverts, sanitary sewers, and water mains of record;
7. The location of all existing individual sewage disposal systems of record; and
8. The location of all existing wells of record.
1. Existing conditions. The existing conditions described above. The existing conditions shall be screened with the proposed improvements items below overlaid;
2. Platted improvements. The location of proposed lots, road rights-of-way and easements, including lot numbers and street names;
3. Engineered improvements. The approximate location of proposed structures, roads, sidewalks within the road right-of-way, and other impervious surfaces;
4. Phase limits. If the subdivision will be platted in phases, the limits of each phase;
5. Waste disposal and wells. When applicable, the approximate location of proposed on-site waste disposal systems and private wells;
6. Grading and drainage improvements.
a. Topographic survey with proposed contour lines at not greater than one-foot intervals. Proposed spot elevations shall be provided at all breaks in grade and where necessary to indicate grade changes in areas of low relief;
b. Off-site drainage areas, points of discharge and entry, velocity of flow, and flow quantities;
c. An indication of the direction of water flow in all existing and proposed swales;
d. Drainageways, including the slope of channel and existing and proposed typical cross-sections and profiles;
e. The location of all existing streams and floodplains to be maintained, and proposed channels to be constructed, including specifications and dimensions of proposed channel modifications, locations, and orientation of cross-sections and profiles;
f. The location of all existing detention basins to be maintained, enlarged, or otherwise altered, and proposed basins and their design showing the following:
(i) Length, width, dimension;
(ii) Berm elevation;
(iii) Water elevation - normal and high;
(iv) Bottom slope elevation;
(v) Control structure details (e.g., outlets, restrictors, spillways);
(vi) Contours at one-foot intervals; and
(vii) Overflow weir locations and dimensions.
g. The location, type, length, size, and slope of proposed storm sewers and culverts, if any, together with all related structures, including rim and invert elevations;
h. Proposed culverts and bridges, their materials, elevations, and waterway openings;
i. Cross-sections of all existing and proposed channels or other open drainage facilities showing the elevation of the existing land and the proposed changes thereto, together with the calculated high water elevations expected from stormwater overland flowpath, and the relationship of structures, roads, and other utilities;
j. The limits of grading and other construction activities;
k. Proposed elevations in U.S. Geological Survey datum for top of foundation, walkouts and lookouts; finished grade elevations around all proposed structures; and
l. The pavement elevations at each 100-foot centerline station point, at street intersections and at the center of cul-de-sacs, and indications of direction of stormwater flow.
7. On-site waste disposal systems and private wells.
a. When applicable, the soil map showing all boring locations, as provided by a licensed soil classifier, overlaid onto the grading plan. All soil boring logs must also be included.
b. When applicable, the location of proposed private water wells.
(f) Field tile survey. When required by §§ 151.145 through 151.154, a field tile survey may either be furnished as an independent report and plan or incorporated into the preliminary engineering or final engineering plans for the subdivision. When incorporated into the preliminary engineering or final engineering plans for the subdivision, the sheet shall be labeled “Field Tile Survey” and prepared in accordance with the provisions of §§ 151.145 through 151.154. Field tile systems disturbed during the site development process must be reconnected by those responsible for their disturbance, unless the approved drainage plan allows their relocation.
(g) Natural resource inventory and protection plan. This sheet shall be labeled “Natural Resource Protection Plan” and shall be prepared as an overlay of the grading and drainage plan containing the following information.
1. The location and extent of the following natural resources, as defined in § 151.071 of this chapter:
a. Nonlinear water bodies (lakes and ponds);
b. Linear water bodies (channels);
c. Regulatory floodplains, flood-prone areas, and limits of floodways;
d. Water body buffers (for linear and nonlinear water bodies);
e. Wetlands;
f. Mature woodlands; woodland groves; significant trees; and
g. Young woodlands.
2. The location and extent of all natural resource protection areas and the location, type, and nature of all temporary and permanent measures and practices to be utilized to protect natural resource protection areas from development activities, as required by this chapter; and
3. A table similar to the following Table 151.193(E)(4)(g) indicating the gross area (pre-development area) of each identified natural resource, the net area (post-development area) of each identified natural resource and the percentage protection of each identified natural resource shall be represented.
(h) Typical road cross-sections. This sheet shall be labeled “Typical Road Cross-Sections”. Cross-sections shall be prepared at a horizontal scale of one inch equals ten feet and a vertical scale of one inch equals five feet and shall contain the following information:
1. Typical road cross-section of the existing right-of-way conditions (if applicable);
2. Typical road cross-section of the proposed improvements including pavement structure, pavement cross-slope, ditch slope rates, and other horizontal width components such as right-of-way, pavement, shoulder, curb and gutter, ditches, and the like; and
3. For examples refer to typical cross-sections for local streets, Appendix O of this UDO.
(i) Infrastructure improvement plan and profile. This sheet shall be labeled “Infrastructure Improvement Plan”. Plan and profile views shall be shown on the same sheet using the same scale. The plan view shall be located at the top of the sheet with the corresponding profile shown below. Plans and profiles shall be prepared with a horizontal scale between one inch equals 50 feet and one inch equals 20 feet and a vertical scale with a 10:1 ratio to the horizontal scale and shall include the following information:
1. Plan view.
a. Existing conditions shall be screened with proposed improvements such as platted improvements (location of proposed lots, road rights-of-way and easements, including lot numbers and street names), engineering improvements, and phase limits;
b. The location of proposed structures, roads, sidewalks within the road right-of-way, utilities, storm sewer, sanitary sewers, water mains, and other impervious surface dimensioned showing widths and offsets from the centerline;
c. Centerline of the proposed roadway with construction stationing at 100-foot intervals;
d. Complete horizontal curve data for the proposed roads;
e. Intersection pavement and right-of-way radii;
f. Topography of all berms, ponds, swales, and drainage adjacent to the right-of-way line;
g. The location, type, length, size, and slope of proposed sanitary sewers, storm sewers, and force mains together with all related structures, including rim, invert elevations, and connections to off-site collection systems;
h. The location and design of proposed sanitary sewer lift stations;
i. The location and design of proposed wells, well houses, storage tanks, and similar water works;
j. The type and inverts of all culverts with locations noted by station and station offset; and
k. The type and inverts of all flared end sections with locations noted by station and station offset.
2. Profile view.
a. The gradelines of existing and proposed road centerlines;
b. Elevations of existing and proposed centerlines at corresponding stations;
c. Complete vertical curve data;
d. Complete storm sewer, sanitary sewer and water main structures;
e. Complete storm sewer and sanitary sewer lines, water mains, culvert, and utilities noting percent gradient; and
f. For subdivision with open drainage systems, the gradeline of existing and proposed ditch lines on both sides of the road noting the proposed percent gradient.
(j) Road cross-sections. This sheet shall be labeled “Road Cross-Sections”. Cross-sections shall be prepared at a horizontal scale of one inch equals ten feet and a vertical scale of one inch equals five feet and shall contain the following information:
1. Road cross-sections shall be provided at each 100-foot road centerline station point, each utility crossing, each crossroad culvert, and the center of proposed cul-de-sacs and T-turnarounds.
2. Road cross-sections shall show the existing ground elevation and topography together with all engineered improvements within and under the right-of-way. The road cross-sections shall show proposed ground elevations meeting existing ground elevations, whether inside or outside the right-of-way.
(k) Construction details and standards. This sheet shall be labeled, “Construction Details and Standards” and shall contain all notes, details, and/or specifications that are required by this and other applicable county ordinances and/or that are needed for the construction of the proposed subdivision and are not provided elsewhere in the final engineering improvement plans. For street improvements, the following information shall be included on this sheet:
1. Typical section for pavement design;
2. Typical section for shoulders, ditching, and slopes;
3. Special details; and
4. Summary of quantities.
(l) Pavement marking, sign location, and street lighting. This plan shall be labeled, “Pavement Marking, Traffic Control, and Street Lighting” and shall be prepared at a scale of no less than one inch equals 100 feet and shall contain pavement markings, sign locations, and streetlight locations, and any detail and standards related to this information.
(m) Landscape and recreational improvement plan. When required, a landscape architect or landscape designer with the necessary knowledge of plants and design skills shall provide a landscape plan and recreational improvement plan that performs the following functions: treats all applicable areas of the site required by § 151.167 of this chapter with suitable landscape material; and locates recreational improvements to promote access and use by residents (see § 151.221). The plan shall be labeled “Landscape and Recreational Improvement Plan” and shall include the following information:
1. Platted improvements. The location of proposed lots, road rights-of-way and easements, including lot numbers and street names;
2. Engineered improvements. The location of proposed structures, roads, sidewalks within the road right-of-way, and other impervious surfaces;
3. Phase limits. If the subdivision will be platted in phases, the limits of each phase;
4. Landscaping. The location, size, and type of proposed landscaping as required by § 151.167 of this chapter, if any, together with the location, number, species, and size of required landscape plant material; the type and size of structures, if any; and a landscape plant schedule;
5. Recreational improvements. The location and design of proposed recreational improvements, if any, as required by this chapter;
6. Significant trees and woodlands. The location of significant trees and woodlands as defined by § 151.071(I) of this chapter and their protection measures; and
7. Reforestation area. Reforestation area, if required, together with the location, number, species, and size of required landscape plant material.
(5) Cost estimate and schedule.
(a) Cost estimate. An estimate of probable expenditures necessary to construct the proposed subdivision in full compliance with all applicable standards shall be signed and sealed by the engineer of record. Unless otherwise authorized by the Multi-Disciplinary Team, the cost estimate shall be divided into: (1.) Subdivision Assurance Valuation, representing 120% of the total cost of all subdivision improvements, and (2.) the Restoration Valuation, representing 30% of the Subdivision Assurance Valuation estimate; at a minimum, when applicable, the following information shall be included in the estimate.
1. Subdivision assurance valuation.
a. Mass grading and earthwork (i.e., clearing, grubbing, mass grading, fine grading);
b. Drainage improvements (i.e., detention construction, storm sewer, outlet control structures, end sections, and the like);
c. Roadway improvements (i.e., base, binder, surface improvements, curb and gutter, sidewalks, signage, traffic control, and the like);
d. Sanitary sewer and water main improvements;
e. Landscape improvements;
f. Retaining walls;
g. Recreational improve-ments;
h. Soil erosion sediment control and natural resource protection measures and practices; and
i. Engineering and surveying consulting services (minimum 10% of the total improvement costs).
2. Restoration valuation. The valuation of the restoration amount for any subdivision shall represent 30% of the total costs for the subdivision improvements.
(b) Construction schedule. A construction schedule shall be provided with the final engineering plans in the form of a time scale network. The time scale network shall identify each critical task involved in the construction of the subdivision and the beginning and completion of each task in relation to each other task. Exact dates need not be identified during the review of final engineering improvement plans; specific dates for the beginning and completion of each task will be identified at the time of the preconstruction conference.
(Ord., § 10.9, passed 10-13-2009)